597 N West Ave

Elmhurst, IL 60126

$500,000D-

4 bd · 1.5 ba · 1,618 sqft · Built 1958 · SingleFamily · Pending · 33 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $3,241/mo
• Mortgage (P&I): −$2,622
• Tax + insurance: −$913
• HOA: −$0
• Vac / Maint / Mgmt: −$681
• Net cashflow: $-974/mo
• Annual: $-11,691/yr
• Cap rate: 3.95%
• Cash-on-cash: -8.35%
• DSCR: 0.63
• 1% rule: 0.65%
• Cash to close: $140,000

Investor read

• This is a 4-bed/1.5-bath single-family listed at $500k.
• At list price, monthly cash flow is $-974 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $328k (34.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $324k (35.2% below list).
• It's been on market 33 days — a 3% lower offer ($485k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $324k (35.2% below list) — sets the bar for 1% rule.
• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• Location reads 87/100 on livability (#11 in IL, #268 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living F.
• Elmhurst SD 205 (suburban): math 44% / reading 44% proficiency, ranked #72 of 620 in IL (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Emerson Elem School (math 42% / reading 38%, grade F, #385 of 2,056 statewide, top 19%, 439 students, 0% FRL); Churchville Middle School (math 25% / reading 24%, grade F, #332 of 665 statewide, top 55%, 486 students, 0% FRL); York Comm High School (math 54% / reading 53%, grade C-, #32 of 693 statewide, top 5%, 2,707 students, 0% FRL).
• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: Rents rising fast (+4.0%/yr); 128 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,378 units permitted in DuPage County in 2024 (594 in 5+ unit buildings).
• 7 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Cap rate 4.0% vs local median 2.4% in Elmhurst — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Questions for listing agent

• What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
• It's been on market 33 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
• Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
• The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
• What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
• What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.